THE BEACON REDEVELOPMENT PLAN Adopted November 20, 1984 Amended December 17, 2008 – Ord #08-170 Amended March 14, 2012 – Ord #12-027 Block & Lot Updates – October 24, 2012 DIVISION OF CITY PLANNING I. Introduction The Beacon Redevelopment Plan for the Beacon Redevelopment Area, previously known as the Jersey City Medical Center Study Area, (hereinafter also referred to as “the Area”) will serve as a guide for the adaptive re-use of the Medical Center Complex (now known as The Beacon”), and the development of adjacent parcels as new, mixed-use buildings and other complementary uses to the existing Beacon structures. Along these lines, five (5) additional lots are being added to the original Area to provide space for the expansions of the Beacon redevelopment efforts including complementary buildings and uses. It should be clearly noted at the outset of this document that the Redevelopment Plan will be implemented over a period of years. The Redevelopment Plan that follows will attempt to anticipate the development direction in which the Area should head. It will provide for an orderly transition from medical center uses to adaptive re-uses as well as provide for the opportunity for new mixed use development under a comprehensive plan for redevelopment. These plan amendments include not only the original Jersey City Medical Center Study Area; but also five (5) additional lots. Lots 10 and 11 of Block 17102 and Lots 1 and 2 of Block 15401 which are being moved from the Morris Canal Redevelopment Area to the Beacon Redevelopment Area. II. BOUNDARY DESCRIPTION The Beacon Redevelopment Area generally consists of the former Medical Center Complex, as well as a cluster of lots on the northeast corner of Clifton Place and Baldwin Avenue, various lots at the intersection of Cornelison and Fairmount Avenues, and lots on either side of Fairmount Avenue between Clifton Place and Summit Avenue. (Please refer to the Boundary Map for the precise boundary of the Area.) III. REDEVELOPMENT PLAN GOALS AND OBJECTIVES Redevelopment activities within the Beacon Redevelopment Area will be undertaken in conformity with and will be designed to meet the following goals and objectives. A. To comprehensively redevelop the Beacon Redevelopment Area by the elimination of negative and blighting influences and by providing rehabilitation, new construction and site improvements where appropriate. B. To provide for a variety of permitted land uses within the redevelopment area in order to comprehensively redevelop the area through adaptive re-use of the existing Medical Center structures and provide for mixed use development opportunities. 2 C. To provide for the improvement of the functional and physical layout of the project area for contemplated redevelopment and the removal of impediments to land disposition. D. To provide for the maximization of private investment through the attraction of qualified developers capable of securing private financing commitments. E. To provide for the stabilization of and increase in the tax base of the project area and the entire City by redeveloping non-revenue producing properties and by reestablishing investment confidence in the redevelopment area and in contiguous neighborhoods. F. To provide for the coordination of redevelopment activities to promote a uniform attack on blight and reinforce already existing renewal and improvement programs in adjacent areas in accordance with a plan that integrates the Beacon Redevelopment Area with the existing physical and social fabric of the City of Jersey City. G. To provide, where and if necessary, site improvements for both proposed and existing residential uses, including new street alignments and sidewalks, off-street parking, open space, pedestrian walks, recreational areas and landscaping. IV. IV. TYPES OF PROPOSED REDEVELOPMENT ACTIONS It is proposed to substantially improve and upgrade the Beacon Redevelopment Area through a combination of redevelopment activities. These will include, but not be limited to: 1. Clearance of dilapidated structures; 2. Retention and rehabilitation of sound, compatible structures; 3. Assemble into developable parcels, vacant and underutilized properties now in scattered and varied ownership; 4. Provisions for a full range of public infrastructure necessary to service and support the re- use of the Area’s properties; 5. Construction of support facilities to encourage the redevelopment of the Medical Center Complex; and 6. Construction of new structures and complementary facilities. V. BUILDING DESIGN OBJECTIVES A. Within the Beacon complex, existing buildings shall be retained to the extent feasible. Existing buildings’ facades should not be altered except where necessary for structural stability. The exterior surfaces must be treated with regard to their historical significance. The only acceptable method of cleaning shall be high-pressure water bath. 3 B. New construction within or adjacent to the former Medical Center campus must be compatible with the predominant Medical Center structures. C. Lighting shall be provided to illuminate the structures and the grounds during the hours of darkness. D. All new structures within the Beacon Redevelopment Area shall be situated with proper consideration of their relationship to other buildings, both existing and proposed, in terms of materials, light, air and usable open space, access to public rights-of-way and off-street parking, height, setback and bulk. E. Buildings shall be designed so as to be attractive from all vantage points, such that the same materials, fenestration and detailing are used on all faces and sides of the building. No blank walls shall be permitted on any building. F. Buildings shall have a clear base, middle and top. Architectural devices, such as string courses, cornices, sub-cornices, lintels and sills, and/or horizontally differentiating surface treatments shall be used to achieve the necessary transitions. G. Main building entries shall be prominent, easily identifiable and connect directly to the public sidewalk so as to contribute to the overall liveliness of the pedestrian environment. H. For new construction of commercial facilities outside of the former Medical Center campus, at least seventy (70%) percent of the storefront façade shall be glass. Corner buildings shall have windows on both street frontages. The windows and glazing of a building are a major element of style that gives character to the building. Windows and glazing on ground floor commercial uses should be broad and expansive providing views into the store and display areas. If security gates are used on any part of the building or window, they shall be installed on the interior side of the window, hidden from view when not in use, and be of the open grate style. Similarly, windows and doors into residential lobby areas should be broad and expansive allowing views to and from the adjoining streets. Construction within the former Medical Center campus shall be guided by the Secretary of Interior Standards for Historic Preservation. I. For new construction outside of the former Medical Center campus, windows in residential portions of a building shall be arranged in a contemporary and organized manner. Windows shall contain both lintels and sills. Window sills shall be emphasized more than window headers. The tops of windows and doors shall be designed to avoid confusing perspective views. Windows shall not be scattered in a haphazard manner in the façade. Bay windows or other window features may be incorporated into the façade to provide architectural interest and character. Bays may be designed vertically or horizontally and may be angular. Random window patterns are prohibited. Corner buildings shall have windows on both street frontages. The window sill of any residential window shall not be less than six (6) feet above the elevation of the adjoining sidewalk. Construction within the former Medical Center campus shall be guided by the Secretary of Interior Standards for Historic Preservation. 4 J. For new construction outside of the former Medical Center campus, balconies and terraces may extend from the building when facing into interior courts. However, all balconies facing onto streets shall extend no more than 18 inches from the building face. All railings shall be designed to be semi-opaque.in order to screen the view onto the balconies. Construction within the former Medical Center campus shall be guided by the Secretary of Interior Standards for Historic Preservation. All balconies shall be subject to review and approval by the Planning Board. K. All trash receptacle areas shall be located within buildings or parking structures. VI. SPECIFIC OBJECTIVES A. Submission of Redevelopment Proposals Prior to commencement of any construction within the Redevelopment Area, architectural drawings, specifications and site plans for the construction and/ or rehabilitation shall be submitted by the developer(s) for review and site plan approval by the Planning Board of the City of Jersey City. B. Adverse Influences No use or re-use shall be permitted which, when conducted under proper and adequate conditions and safeguards, will provide corrosive, toxic or noxious fumes, glare, electromagnetic disturbance, radiation, smoke, cinder, odors, dust or waste, undue noise or vibration, or other objectionable features so as to be detrimental to the public health, safety or general welfare. C. Off-street Parking and Loading 1. Off-street parking and loading areas shall be coordinated with the public street